DivyaSree Base Camp

DivyaSree Base Camp lies at Karahalli Cross in Hurlagurki, on the road linking Nelamangala and Chikkaballapura, pincode 562110. This is the Nandi Hills country north of Bengaluru, and the hill itself, a well-loved weekend outing, is within driving distance. Expect open land, farms and small settlements rather than city streets.

The developer has not published distances to the city, the airport, offices, schools or hospitals, so none are quoted here. If you plan to live here full time, drive from the gate to your workplace on a weekday morning and see what the trip really takes. If the plot is for weekends, time the drive from your current home on a Saturday.

Daily needs such as schools, hospitals, shops and banks are found in the wider region, but you will need a car for most of them. Check the nearest pharmacy, grocery and hospital from the plot, and the state of the approach road in the monsoon. Ask whether the layout has a piped water supply and a power connection to each plot.

DivyaSree Base Camp sold bare plots in two sizes. One measures 30 x 70 ft, roughly 2,100 sq ft; the other is 40 x 60 ft, roughly 2,400 sq ft. There is no house on either; you design and build your own, which gives you full control over the plan but also the full cost of construction.

Every plot of either size has been sold, and no current price is published, so any figure comes from a reselling owner. Compare it with registered sales in the same layout and nearby. A plot sale carries no GST, but stamp duty and registration are charged on the full value, all of which is land. Before you agree a price, confirm with the seller:

• The plot dimensions, measured on the ground against the sale deed
• The direction the plot faces and whether it is on a corner
• Any unpaid association dues or maintenance charges
• Any transfer fee charged by the owners' association
• Water, power and drainage connections at the plot boundary
• Stamp duty and registration on the agreed price

DivyaSree Base Camp is listed by the developer as having all approvals, but no RERA registration number has been published. Search the Karnataka RERA website (rera.karnataka.gov.in) by project name, and do not rely on a general claim of approval without the papers behind it.

On a resale plot, your lawyer needs to trace the land from farmland to a sellable residential site. Ask the seller for:

• The land conversion order for residential use
• The approved layout plan showing your plot number and size
• The release order that frees your plot for sale
• Encumbrance certificates covering the full ownership chain
• The mother deed and every sale deed since the developer's first sale
• The khata or property record and tax receipts in the seller's name

The sale registers on a sale deed at the local sub-registrar's office. Transfer the khata into your name right after, since you will need it to get a house plan approved. Ask the owners' association for the building rules on height, setbacks and boundary walls before you design anything.

DivyaSree Base Camp divides 5 acres into 50 plots, so it is a small, gated neighbourhood where owners will know each other. The developer has not published the share of land kept for roads and open space, so ask the association for the sanctioned layout drawing and walk from your plot to the clubhouse. Any images you see are as planned by the developer; compare them with the ground.

Picture a weekend here once your house is built. The morning might start with a run on the jogging track, then the gym or a swim in the pool. Children have a play area, and the outdoor courts and table tennis keep older ones busy through the afternoon.

Evenings bring the games room, or a gathering in the party area of the clubhouse, and the landscaped gardens give you a place to walk after dinner. With only 50 owners sharing the costs of a pool and clubhouse, the monthly charge matters. Ask what it is, what it covers, and which facilities are running today.